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Metro Corporate Campus
Electronic Tenant® Portal
Created on June 26, 2015
Building Amenities: On-Site Amenities
The amenities currently offered at 99 Wood Avenue are as follows;
24/7 Security Guard Service
ATM Machine
Covered Reserved Parking
Weight Watchers at Work Program
Car Wash Service
Wagners Car Wash
201-376-7179
Drycleaner
Coming Soon
Full Service Cafeteria
Four Seasons Café
732-906-6262
fourseasonscafenj.com
Yoga Classes & Massage
Inner Calm Health & Wellness
732-664-YOGA (9642)
Building Operations: After Hours Services
Should you require any routine cleaning, heating, ventilation, air conditioning or other special services after
hours or on any of the below mentioned holidays, please contact the Management Office 24 hours in
advance. Given that the building staff and contractors also observe these holidays, you will be charged for
these extra services. We will be glad to provide you with an estimate. Limited services and access are
provided on:
Good Friday, Friday after Thanksgiving, Christmas Eve, New Year’s Eve
Building Operations: Accounting
Please remit rent payment to the following address:
The Realty Associates Fund X, LP
c/o Avison Young – New York, LLC
P.O. Box 417590
Boston, MA 02241-7590
* All checks should be made payable to The Realty Associates Fund X, LP. We are happy to
provide a W-9 – you may request one by contacting the Management Office at 732-549-7676.
Building Operations: Building Management
The staff of Metro Corporate Campus is dedicated to making your work environment as safe and pleasant
as possible. The Building Office is located on the eighth floor – Suite 802. Please do not hesitate to contact
the management office at:
Phone: 732-549-7676
Fax: 732-548-7105
Address:
99 Wood Avenue South
Iselin, NJ 08830
The following personnel are available to address your needs:
Title
Property Manager
Name
Phone Number
Lisa Betz
732-549-7676
Adrienne
Administrative Assistant
732-549-7676
Mansueto
Sr. Engineer
Joseph McCormick 732-549-7676
E-Mail
[email protected]
[email protected]
[email protected]
Building Operations: Holidays
Normal business hours for Metro Corporate Campus are as follows:
Monday through Friday – 8:00am – 6:00pm
Saturday – 8:00am – 1:00pm
Sunday – closed
Access to the building after hours is restricted and requires registration at the security desk located in the
lobby. A security officer is on site 24 hours a day.
Metro Corporate Campus, Inc. recognizes the following building holidays:
New Year’s Day
President’s Day
Memorial Day
Independence Day
Labor Day
Thanksgiving Day
Christmas Day
At times, a building holiday may fall on a weekend. The Management Office will issue a building holiday
schedule at the beginning of each year in addition to sending reminder notices a week prior to the
scheduled building holiday.
Building Operations: Leasing
The leasing company for Metro Corporate Campus located at 99 Wood Avenue South Iselin, NJ 08830 is
Cushman and Wakefield of New Jersey. Listed below is the contact information for the authorized
representatives.
Name
Kevin Carton
Paul Giannone
Phone Number
732-452-6164
732-452-6184
E-Mail
[email protected]
[email protected]
Building Security: Overview
Metro Corporate Campus has 24 hours per day 7 days per week on site guard service.
Building Security: After Hours Access
Metro Corporate Campus is accessible 24 hours per day 7 days per week. All tenants must sign in at the
security desk in order to access their respective tenant space. If a tenant does not have a key to enter
tenant space the security guard must contact the tenant contact to get authorization.
Building Security: Building Access
Metro Corporate Campus has building access 24 hours per day 7 days per week. Please stop at the
security desk in the lobby to sign in.
Building Security: Deliveries
We know your deliveries are important to you, and we want to make sure you receive them promptly, safely
and conveniently. When you plan a large delivery within the building, be sure to:
Schedule all major deliveries during normal business hours, Monday through Friday with your carrier
and the Management Office.
Notify your carrier to present a Certificate of Insurance to the Management Office. Please call the
Management Office to obtain a sample of the Additional Insured language and insurance limits.
Advise carriers to take precautions to avoid damage to the building.
All deliveries must be made at the loading dock.
No deliveries are allowed through the lobby or in passenger elevators.
Deliveries requiring extended use of either dock or freight elevator need to be scheduled with the
Management Office at least 24 hours in advance.
Inform your carrier that they are responsible for any/all damages incurred as a result of the delivery.
Without a Certificate of Insurance on file in the Management Office, we can not allow the delivery to be
completed. To avoid any inconvenience, please comply with the above requirements for major deliveries.
Building Security: Suspicious Persons Theft Prevention
Immediately report suspicious persons to the Management Office.
1. Report unknown persons who:
Loiter in elevator lobbies, hallways or rest rooms.
Solicit, take written notes, photographs or videos.
Change clothes in rest room.
Appear lost, out of place or act in a suspicious manner.
2. Inform the Management Office of:
Your name, company affiliation, floor, phone number and, if applicable, your extension.
Description of person.
What person said and did.
Where person has gone (up or down elevators, etc.)
3. Theft, Insurance & Incident Reporting
4. Take immediate action:
Secure rear doors of office.
Regardless of where theft occurred, have everyone check wallets, purses or valuables.
Notify people returning from lunch or who were away from the office at the time of the problem.
Building Security: Theft and Insurance
Any suspected theft, no matter how small, should be reported to the Management Office immediately.
The Woodbridge Police should be notified immediately and a report should be filed. Police need to be
kept informed of any thefts in the building to establish a pattern of the thefts and to effectively
complete the investigation.
The insurance policy for Metro Corporate Campus does not cover cars or other personal belongings
of tenants or employees. Personal property insurance is the responsibility of each tenant.
Building Security: Incident Report
To provide an accurate record of every incident, the Metro Corporate Campus Security Staff is
required to write an incident report for any accident, theft, or other incident occurring on the property.
We would appreciate your cooperation in answering any questions the building staff may have. In the
long run, the time spent is well rewarded with the reduced chance of a repeat occurrence.
Building Security: Lost and Found
Please contact the Management Office at 732-549-7676 to claim items that have been lost or found in the
building.
Building Security: Property Removal
We want to make sure your property doesn’t leave the building unless you want it to leave.
Property such as business machines, computers, typewriters, etc., may be removed from the building by the
Tenant’s vendor only if the vendor supplies a Certificate of Insurance to the Management Company at least
24 hours prior to the removal.
If you wish to obtain Certificate of Insurance requirements please contact the Management Office.
Building Security: Security For Motorists
If someone tries to take your car, give it up. Your life is more important than your car.
Beware of staged accidents. Drive to a well lighted area, such as a police station, before getting out of
your car.
Always lock your car whenever you leave it and glance under the car and into the back seat before
re-entering.
Avoid parking in areas which are largely deserted or where visibility is poor.
Park in a lighted area at night or near sunset.
Be alert at garages where attendants park and return cars.
Be especially alert in parking lots. Glance between, around and under the cars you pass and be
aware of people in or around nearby cars.
If a parking lot is unattended, or if your travel route is deserted, consider carrying a cellular telephone
to report that you are safely in your car or that you have arrived safely at your destination.
If you can’t start your car and a stranger offers help, consider the possibility that the stranger may
have disabled your car in order to make you vulnerable. Be alert without letting it show.
Keep car doors locked while driving. Do not lower windows more than two or three inches, particularly
while passing through unsafe or unknown areas.
Keep a map of the area within reach.
Building Security: Security For Pedestrians
If your lifestyle includes foot travel within an urban environment, or running or walking for physical exercise,
follow these tips to reduce your vulnerability.
Avoid walking alone after dark; stay close to the street and away from doorways, buildings and alleys.
In residential areas, avoid parked cars and shrubbery.
Avoid sparsely populated areas, stick to areas with heavier pedestrian traffic.
Do not establish a regular travel pattern. Even if you walk to work, vary the times and routes.
Consider carrying a small tear gas or non-lethal aerosol chemical, if such a device is legal in your
area.
Carry a police-type whistle if you must walk alone at night.
Be wary in self-service elevators. If you don’t like the looks of another passenger, don’t enter. When
in the elevator, stand near the alarm button. Don’t enter the elevators going to the basement when
you want to go up.
If robbed, give the thief your money or valuables. Even if the thief appears unarmed, the risk you run
by resisting far outweighs the value of your possession.
If followed on the street, cross to the other side, change directions, or go to an occupied place.
A woman should carry a police whistle or protective spray container in the hand opposite her purse
hand. Do not carry these items in your purse.
Avoid entering an isolated area alone after dark.
If a threatening situation develops in public, a scream is a strong defense.
Building Security: Solicitation
For your safety and quiet enjoyment, solicitation is prohibited on the premises.
To report an incident, contact the Management Office immediately and give us a brief description of the
solicitor.
We appreciate your cooperation in helping us to secure the building and locate the violator.
Building Services: Building Signage and Directory
No sign, advertisement or notice referring to Tenant, including any sign/or furnishing which can be seen on
the exterior of the Premises, shall be inscribed, painted, affixed or otherwise displayed on any part of the
exterior or the interior of the Office Complex, except on the directories and the doors of offices and such
other areas as are designated by Landlord, and then only in such place, number, size, color and style as
are approved by Landlord. All of Tenant’s signs that are approved by Landlord shall be installed by
Landlord at Tenant’s cost and expense. If any sign, advertisement or notice that has not been approved by
Landlord is exhibited or installed by Tenant, Landlord shall have the right to remove the same at Tenant’s
expense.
Building Services: Cleaning
Cleaning service is provided five nights a week, Monday through Friday. Carpets will be vacuumed,
unobstructed surfaces dusted, and trash will be emptied. If trash that is to be disposed of is not in
wastebaskets, then please inform the cleaning personnel by leaving a large note on such items marked
TRASH. Please DO NOT leave items that are not trash on top or near wastebaskets that might be
misconstrued as garbage. If you have special cleaning needs, such as carpet shampooing, then contact
the Building Management office at 732-549-7676. Special cleaning services can be arranged at tenant
expense.
If a small cleaning problem should arise during working hours, please contact the Building Management.
If you have any questions or comments regarding the cleaning services, please notify the Building
Management’s Office.
Building Services: Elevators
We have 3 passenger and 1 passenger/freight elevator in the building. The interior cabs were recently
renovated with new carpeting, wood and stainless steel with sand stone finish.
Building Services: Forms
For your convenience, we have included downloadable and printable PDF document forms that will expedite
various building management service requests. Hard copies of all forms are available from the Property
Management Office as well. To view and print PDF files, you need the Adobe Acrobat Reader software. If
not already installed on your computer, it can be obtained for free at www.adobe.com.
Parking Permit and Access Card Form
Emergency Contact Form
Building Services: HVAC
If the temperature in your office needs adjustment, please contact the building management office. Your call
will be referred immediately to engineering personnel.
The standard hours of operation of the heating and air conditioning systems are 8:00 a.m. – 6:00 p.m
Monday through Friday and Saturday 8:00 a.m. – 1:00 p.m. Special arrangements should be made for any
HVAC needed outside of those hours 24 hours in advance.
Building Services: Mail Service
There is a US Postal mailbox in the front of the building which is checked twice per day. There is also a
Federal Express box in the vending room.
Building Services: Maintenance Requests
For your convenience this Handbook includes an Electronic Tenant® Service Request System. Use this
system to submit routine maintenance requests directly to the engineering department; to track the status of
previously submitted requests; to download important documents; and to communicate with the property
management office.
1. Simply click on the link below,
2. Enter your username and password
3. Choose the action you would like to complete
Click here to log into the Electronic Tenant Service Request System
Once you have logged into the system, you will be presented with four options:
Complete a Maintenance Request Form
Update User Information
View Electronic Maintenance Request Log
Download Miscellaneous Administrative Forms
For detailed instructions for using the Electronic Tenant® Service Request System please see the following
pages or contact the Building Office.
Completing a Service Request Form
After logging in, click on the "Electronic Maintenance Request Form" Link. Users will be taken to a service
request form.
Step One- Confirm or complete all contact information.
Step Two- Choose the nature or type of request being submitted.
Step Three- If applicable, provide details of the contractor to be used.
Step Four - Review all information thoroughly. Click submit.
You will receive conformation via e-mail that your request was submitted to the management office.
Updating User Information
Personalized user information is used to auto-fill the Electronic Maintenance Request Form for quick and
easy submission. In addition, accurate contact information will assist the management staff in expediting all
maintenance requests. Each user should check regularly to ensure that accurate information is on file.
Click here to log into the Electronic Tenant Service Request System
Electronic Maintenance Request Log
This feature allows users to track and monitor all service requests submitted through the Electronic Tenant®
Service Request System. Service requests are sorted by month and will have the current month displayed
upon entry.
Click here to log into the Electronic Tenant Service Request System
Miscellaneous Forms
Here users can download and print various administrative forms, reports and documents. In order to access
the forms and documents contained in this section, users must have Adobe Acrobat Reader 5.0 or higher
installed on their computers. This software is free and can be obtained by clicking here.
Questions regarding the Electronic Tenant Services Request System should be directed to the Management
Office.
Emergency Procedures: Bomb Threat
If you receive a Bomb Threat Telephone Call:
1. Remain calm and courteous.
2. Do not transfer or put the caller on “hold.”
3. Get as much information as you can about the caller. Be calm, listen carefully and speak slowly.
4. Keep the caller on the phone as long as possible (pretend difficulty in hearing). Write down exact
words used by caller.
5. Notify manager by prearranged signal while caller is on the line.
6. Keep threat and caller information confidential. Immediately notify:
Local Police
Building Management Office
7. Call the Management Office immediately to report information; follow instructions of Management
Office and Authorities:
Do not touch, but immediately report to Authorities suspicious packages, articles, etc.
If a specific area is described, leave the area “as is” and evacuate immediately.
Report anyone who did not appear to belong in an area or who acted in a suspicious manner
when you saw them.
8. If instructed to relocate or evacuate:
Take only those parcels, packages, bags, purses, jackets, etc. which belong to you.
Stay in area where you have been instructed to go and wait for further instructions.
Do not go home or leave building unless advised otherwise by Authorities.
Emergency Procedures: Civil Disturbance
1. Stay out of corridors.
2. Stay away from outside windows where objects thrown from the street might cause injury.
3. Lock all office doors leading from hallways if unauthorized persons have entered the building.
4. Immediately notify the Management Office if unauthorized persons have entered the building.
5. Wait for further instructions.
Emergency Procedures: Earthquake
Earthquake Preparedness
In a major earthquake, power, water and telephone lines may be down and emergency services may not be
able to reach you for up to three days. For this reason, it is important to be prepared. The best way to
prepare yourself for an earthquake is by creating:
an earthquake plan for your office
an earthquake plan for your home
an earthquake survival kit for both home and office
Three Things You Need to Know
1. How to turn off gas, water and electricity.
2. First aid.
3. Plan for reuniting your family.
Survival Items to Keep on Hand
First Aid Kit, First Aid Handbook and an Emergency Care Guide, which can be found in the front of
the telephone book
Flashlight and portable radio with extra batteries, light bulbs
Fire extinguisher
Watch or clock--battery operated or spring wound
Blankets and sleeping bags, heavy shoes
Manual can opener
Prescription medication and glasses
Suggested Emergency Supplies
Antiseptic Cream
Army Knife
Aspirin
Bandages
Bottled Water
Canned/Dry Food
Coins
Comfortable Shoes
Contact Numbers (Police,
Fire, Doctor)
Emergency
Procedures
Matches
Paper &
Pencil/Pen
Personal Flashlight
Personal Medication
Petty Cash
Scissors
Tweezers
Warm Clothing
Earthquake (Continued)
What To Do During An Earthquake
If You are in a Building
Note: Stay where you are! Wait for instructions through the Public Address System. Do not exit the building
unless it is unsafe to remain inside.
1. Stay calm and encourage others to do the same.
2. Do not stand in office building doorways, instead “duck, cover and hold.” Take cover by ducking
under a desk, table or the like. Hold on until the movement has stopped.
3. Move away from windows and glass partitions, bookshelves, file cabinets, wall hangings and
suspended objects.
4. Do not use elevators.
5. Do not take cover in emergency stairwell exits.
6. Be prepared for aftershocks and power failures.
Emergency Procedures: After Quake Guidelines
What To Do After An Earthquake
If safe, conduct a thorough inspection of your suite to locate any trapped or injured persons, dangerous or
shorting electrical circuits, damaged and leaking water pipes, unstable walls and ceilings. Notify building
management.
If You Must Evacuate the Building
1. Post a message indicating where you can be found.
2. If safe, gather whatever supplies possible from your desk and lunchroom.
Articles to bring with you:
your wallet or purse
silverware or a drinking cup
canned/dry foods
blankets or clothing
flashlight, radio and batteries
important papers and cash
pens, paper, etc.
bottled water, soft drinks
If You Locate an Injured Person
1. If you are qualified to administer first aid, do so. If you are not qualified, wait for qualified assistance
to arrive.
2. Write down the person’s name and location.
3. Do not remove identification (wallets, purses, etc.) from injured or unconscious persons.
After Quake Guidelines (continued)
Helpful Hints
Paper towels from the rest room used with office supply articles such as tape, can provide bandages
for the wounded.
Many offices use bottled water. If possible, carefully try to secure water bottles after an earthquake for
future use.
Emergency water may be obtained from a water heater, toilet tanks, melted ice cubs and canned
vegetables.
It is likely that the power will go out after a major earthquake. First eat refrigerated foods before
cookies, candy bars and other non-perishables.
If blankets are needed, consider pulling down the drapes or even using carpeting for warmth.
Fire hoses can be used should you need rope.
If you have ice or ice packs, place them in doubled up plastic bags.
Emergency Procedures: Emergency Action Plan Team
A building safety program can not be run by the Management Office alone. We require assistance and
wholehearted cooperation of all of the tenants and their employees. The Emergency Action Plan Team is a
necessary and required part of Avison’s building safety program. Besides members of your staff, the
Emergency Action Plan Team may include attorneys, consultants and specialists in your industry.
Team Member Responsibilities:
Coordinator: This individual should be familiar with the facility’s hazards and protection systems and with
salvage methods, including:
Directing the actions of assigned personnel
Ensuring that the emergency organization roster is current
Training assigned personnel
Notifier: In the event of a fire, this individual would:
Immediately call the Fire Department
Meet the Fire Department on arrival
Direct the Fire Department to the scene of the fire
Salvage Squad Members: Squad members must be familiar with the proper techniques of:
Salvaging, moving, cleaning and drying of stock and equipment in order to minimize damage as much
as possible.
Search Units: Search unit members should be familiar with hallways, restrooms, false ceilings and all other
public locations.
Designate office personnel to search private and semi-private areas.
Search unit to inspect public areas.
Evacuation Unit: This unit should consist of key management personnel trained in the details of evacuation.
Inform employees of evacuation procedures as well as procedures for re-entering the building once
authorities have given clearance to do so.
Emergency Procedures: Evacuation Procedures
Should it be necessary to evacuate the building:
1. Remain Calm
2. Do not evacuate until instructed to do so. Unnecessary evacuation could result in overcrowding in the
stairwells, confusion and injury.
3. Notify others in your vicinity of the need to evacuate.
4. Exit calmly through nearest stairwell; keep to the right side, close to the wall.
5. DO NOT USE ELEVATORS.
6. Notify member of the Emergency Plan Team of any persons who may need assistance exiting the
building.
7. Move inside the parking garage. Specific Evacuation Areas are located on the first two levels of the
parking garage. Each floor is assigned to the area in front of specific parking spaces as follows:
Floor
First Floor
Second Floor
Third Floor
Fourth Floor
Fifth Floor
Sixth Floor
Seventh Floor
Eighth Floor
Ninth Floor
Tenth Floor
Parking Level
B
A
B
A
B
A
B
A
B
A
Parking Spaces
BF28-BF30
AR26-AR32
BF21-BF26
AR16-AR21
BF13-BF19
AF32-AF35
BR20-BR23
AF23-AF27
BR14-BR18
AF15-AF20
# On Map
1
2
3
4
5
6
7
8
9
10
8. Do not attempt to re-enter the building until instructed by Fire Official or Management.
Emergency Procedures: Elevator Malfunction
If you are in the elevator and it stops for no apparent reason, remember to remain calm. Pressing the
emergency button within the cab will alert Building Management that the elevator is malfunctioning. The
cab number will be identified, and so too, the specific floor on which it is stuck. The Guard will establish
two-way communication with elevators occupants until help has arrived.
In the event of a power outage, elevators will continue to operate using our emergency power generator.
Should an outage occur, elevator lights will remain on, but the car itself will temporarily cease moving. Each
elevator will automatically return to the lobby, their doors will open, and they will remain inoperable until the
power has been restored.
IN THE EVENT OF A FIRE, ELEVATORS MUST NOT BE USED FOR EVACUATION. USE THE
STAIRWELLS.
Emergency Procedures: Emergency Contacts
Fire
Police
Medical Emergency
Building Management Office
Local Hospital (JFK Medical Center)
Local Paramedics
Police Department (non-emergency)
Fire Department (non-emergency)
Posion Control
911
911
911
732-549-7676
732-321-7000
911
732-634-7700
732-738-7000
1-800-523-2222
Important notes
If you call 911 as a result of a medical emergency, please be sure also to notify building management with
your name, callback number, and location so that security may swiftly guide the paramedics to your exact
location.
If the audible alarm within the building sounds, please do not call the Management Office, unless you have
something specific to report. Building Management is aware of the noise, as well as the source of the
alarm, whether it’s false or a legitimate emergency. Please keep the telephone lines clear so that
Management may to attend to the situation as quickly and efficiently as possible.
Emergency Procedures: Fire and Life Safety
Important Points to Remember:
1. As smoke and heat rise, keep low to the ground or crawl when traveling through smoke. The lower air
will be cooler and easier to breathe.
2. If caught in smoke, take short breaths. Breathe through your nose.
3. Do not break windows to vent smoke. Instead, fresh air will rush in and fuel the fire.
4. Do not open hot doors. Before opening any door, touch it near the bottom, moving upward to feel if it
is hot. A fire on the other side will blast through the slightest opening with tremendous force and the
fumes are dangerous.
5. Do not return for personal items if ordered to evacuate.
Should You Discover a Fire:
1. Isolate the fire. Evacuate the room. Remove anyone in immediate danger and close doors. This will
slow down the spread of fire.
2. Call the Fire Department (911): do not assume someone else has called. Give the following
information:
Name
Address
Severity of situation
Exact location, if possible.
3. Alert others, activate fire alarm.
4. Notify the Management Office
5. Contact you Emergency Action Team Coordinator, Notifier of Alternates. Follow their guidance.
6. If safe to do so, check:
Handicapped persons (blind, hearing-impaired, impaired mobility)
Persons wearing headsets (dictation, telephone, etc.)
Guests, delivery personnel, etc., who would not be aware of what to do
Conference rooms, copy rooms, construction areas
Rest rooms.
7. Do not leave area unless instructed by authorities.
8. Use stairwells. Do not use elevators.
9. Account for each other. Stay with your group.
If You Attempt to Extinguish a Small Fire Yourself:
1. Call the Fire Department (911) or Management Office.
2. Don’t fight the fire alone! Get help.
3. If properly trained and knowledgeable, use fire fighting equipment to contain fire until professional
help arrives. If you are in doubt, do not use it.
4. Use only ABC type fire extinguishers on electrical fires. Do not use water or water type extinguishers
on these fires.
The “3 P’S” (when using a Fire Extinguisher)
Pull the pin (or release lock latch)
Point the nozzle at the base of the fire
Press the handle.
(Sweep from side to side at base of fire)
Emergency Procedures: Flooding
In the event of a flood that may cause damage to tenant property or affect the normal operation of the
building, designated tenant representatives will be contacted by Building Management personnel,
regardless of the time of day.
The first priority is to ensure that no personal injury occurs as the result of a flood. The second priority is to
discover the cause and prevent or minimize additional flooding.
Once the flooding has been contained, clean-up operations will be commenced. Tenants will need to
contact their insurance carrier for any damage to their property.
Emergency Procedures: Homeland Security
Metro Corporate Campus recommends that each tenant have an emergency action plan in place to help
their employees prepare for, and react quickly to, a regional emergency, including terrorist attacks. Click on
the links below to access a variety of resources that aid in preparing for a regional emergency.
Department of Homeland Security
http://www.dhs.gov/dhspublic
Federal Emergency Management Association
http://fema.gov/
American Red Cross
http://www.redcross.org/
Center for Diseases Control and Prevention Emergency Preparedness and Response
http://www.bt.cdc.gov/
Local media outlets will provide important information during an emergency situation.
WCBS 880
http://www.wcbs880.com
WZBN 25
http://www.wzbntv25.com/
WNBC 4
http://www.wnbc.com/index.html
1010 WINS
http://www.1010wins.com/
Emergency Procedures: Medical Emergency
1. Remain calm.
2. Call 911 for ambulance or rescue units.
3. Be prepared to provide the following information:
Victims name
Victims condition
Location
Building address
Suite number, if applicable
Company name
Company phone number
4. Notify the Management Office. Give:
Location
Suite number
Victims condition
5. Clear area. Isolate victim.
6. Keep victim comfortable until assistance arrives.
7. When medical assistance arrives:
Provide all information regarding the victim
If possible:
Advise of medications victim is using
Provide name of doctor or hospital
Accompany victim to hospital
Emergency Procedures: Pandemic Preparedness
What you Need to Know
An influenza (flu) pandemic is a worldwide outbreak of flu disease that occurs when a new type of influenza
virus appears that people have not been exposed to before (or have not been exposed to in a long time).
The pandemic virus can cause serious illness because people do not have immunity to the new virus.
Pandemics are different from seasonal outbreaks of influenza that we see every year. Seasonal influenza is
caused by influenza virus types to which people have already been exposed. Its impact on society is less
severe than a pandemic, and influenza vaccines (flu shots and nasal-spray vaccine) are available to help
prevent widespread illness from seasonal flu.
Influenza pandemics are different from many of the other major public health and health care threats facing
our country and the world. A pandemic will last much longer than most flu outbreaks and may include
"waves" of influenza activity that last 6-8 weeks separated by months. The number of health care workers
and first responders able to work may be reduced. Public health officials will not know how severe a
pandemic will be until it begins.
Importance and Benefits of Being Prepared
The effects of a pandemic can be lessened if you prepare ahead of time. Preparing for a disaster will help
bring peace of mind and confidence to deal with a pandemic.
When a pandemic starts, everyone around the world could be at risk. The United States has been working
closely with other countries and the World Health Organization (WHO) to strengthen systems to detect
outbreaks of influenza that might cause a pandemic.
A pandemic would touch every aspect of society, so every part of society must begin to prepare. All have
roles in the event of a pandemic. Federal, state, tribal, and local governments are developing, improving,
and testing their plans for an influenza pandemic. Businesses, schools, universities, and other faith-based
and community organizations are also preparing plans.
As you begin your individual or family planning, you may want to review your state's planning efforts and
those of your local public health and emergency preparedness officials. State plans and other planning
information can be found at www.pandemicflu.gov.
The Department of Health and Human Services (HHS) and other federal agencies are providing funding,
advice, and other support to your state. The federal government will provide up-to-date information and
guidance to the public if an influenza pandemic unfolds.
Pandemic Flu Resources
There are many publicly available resources in place to help communities, companies, and individuals plan
for a possible pandemic flu outbreak. A few of the most useful sites are linked below:
Pandemicflu.gov
This is the official U.S. Government site for information on pandemic and avian influenza. The material on
this site is organized by topic for easy reference.
Centers for Disease Control and Prevention (CDC)
The CDC Web site is another primary source of information on pandemic influenza. They also have a
hotline—1-800-CDC-INFO (1-800-232-4636)—that is available in English and Spanish, 24 hours a day, 7
days a week (TTY: 1-888-232-6348). Or, if you prefer, questions can be e-mailed to [email protected].
Department of Homeland Security (DHS)
DHS is working on a “Business Planning Guide,” which will be posted on the DHS home page and on
Pandemicflu.gov as soon as it is completed. Also, for business-specific questions, the DHS has created an
e-mailbox— [email protected].
BOMA Resources
BOMA/Pandemic Preparedness Information
The resources above will provide a lot of information, but we also encourage you to:
Listen to local and national radio
Watch news reports on television
Read your newspaper and other sources of printed and Web-based information
Look for information on your local and state government Web sites
Consider talking to your local health care providers and public health officials.
Emergency Procedures: Power Failure
Should There be a Power Failure, Be Prepared and Remember
1. Remain calm.
2. Stay where you are.
3. Await further instructions.
4. Keep flashlight with extra batteries in office.
5. If in immediate danger or problem exists, use emergency stairwell exits of outer stairwell corridors.
Widespread Power Failure
1. Keep flashlight with you even if minimal lighting exists.
2. Check telephone for service.
3. Check lighting in hallways.
4. Turn off/unplug equipment to prevent surge on power restoration.
5. Place absorbent materials around refrigerators, ice machines, etc.
Elevators
1. Service will be minimal or non-existent during power failure.
2. If inside the elevator, lights will go out and car will stop.
3. If car bounces or sways as lights go out, an earthquake may be involved.
4. Do not use “Stop” button while elevator is moving.
5. Attract attention/establish communication by depressing “Alarm” button once every 2 minutes until
communication is made.
If no response after 6 minutes:
Call out to attract attention.
Try to learn what floor you are on.
Try rolling doors open to each side.
Exit elevator at first opportunity.
If Evacuation is Ordered
1. Notify others in your vicinity.
2. Exit calmly through nearest stairwell; keep to the right side, close to the wall.
3. Do not use elevators.
4. Notify appropriate party of any persons who may need assistance exiting the building.
5. Move at least one block away from the building.
6. Do not attempt to re-enter the building until instructed to do so.
Emergency Procedures: Severe Weather
Do’s
1. Listen to local radio or television for instructions.
2. Store water in bathtubs, utensils, bottles and jars.
3. Stock supply of ready-to-eat foods.
4. Have battery powered radio, flashlights and candles ready to use.
5. Turn off electricity, gas and water if told to evacuate.
6. Remove personal items and furniture only if time allows.
7. After food, boil drinking water.
8. While driving, watch for slides, fallen wires and flood water.
Dont’s
1. In event of a flash flood, do not take the time to move anything. Leave immediately. If car stalls,
abandon and seek higher ground.
2. If walking, do not move into water over your knees.
3. After flood, do not eat or drink anything touched by flood water.
Hurricane
Do’s
1. Listen to local radio and television for instructions.
2. Fill auto with gas.
3. Store ready-to-eat food and emergency medical supplies. Fill tub, bottles and utensils with water.
4. Have handy battery operated flashlights, radio and candles.
5. Board up windows except one opposite the wind.
6. Secure outdoor objects to garage, boats and mooring.
7. Stay indoors, away from windows.
8. When storm dies, open windows on opposite side of building as wind will resume from that direction
when storm center has passed.
Dont’s
1. Do not stay in structure that is not sturdy, such as a mobile home or trailer. Turn off electricity, gas
and water--than leave.
2. After storm, use phone for emergencies only. Avoid downed wires. Report damaged power lines,
gas, water pipes and sewers.
Tornados
Do’s
1. Listen to local radio and television for instructions.
2. Stay inside.
3. Go to lowest point (basement or cellar). Get under sturdy table, work bench, or get in the smallest
room with the stoutest walls.
4. Stay away from all windows.
Dont’s
1. Do not stay in car, trailer or mobile home. Lie in ditch and shield your head. Cover face with clothing
to prevent dust suffocation.
2. Do not remain in theaters and gymnasiums.
High Winds
Do’s
1. Immediately move away from exterior walls and windows.
2. Exit into central corridors.
3. Walk, don’t run, to nearest exit.
4. Grasp handrail and walk down stairway to area below ground level as directed.
5. Move quickly away from stairway to door to avoid congestion.
6. Stay calm.
Dont’s
1. Do not use elevators.
2. Do not attempt to exit building or below ground area until instructed to do so.
Lightning
Do’s
1. Get into building or car.
2. Drop to ground if hair stands up and skin begins to tingle.
3. If out of doors, avoid highest point, metal fences or clothes lines, tall trees, etc. Get out of water and
off small boats. Do get in cave, ditch, canyon, or under head-high, trees in forest glades.
4. Give artificial respiration if a person is unconscious after being struck by lightning.
Dont’s
1. Do not use appliances or telephone. Remove plugs and antenna wires from television.
2. Stay out of bathtub. Do not sit near windows, doors, fireplaces, radiators, stoves, sinks and pipes.
3. Do not stand under highest object in area. Especially, do not be the highest object in the area!
4. Lie flat and do not touch metal objects.
5. Do not fear a person who has been struck by lightning as you are in no danger of being shocked.
Winter Storms
Do’s
1. Stock extra fuel, water ready-to-eat foods.
2. Have flashlights, candles and battery operated radio on hand.
3. Fill gas tank. Protect car from blowing snow.
4. Keep blankets, shovel and bag of sand in trunk of car.
5. If stranded, stay in car. Run engine occasionally, but crack windows. Check exhaust for snow
blockage.
6. If out of gas, keep all windows closed. Turn on dome light at night. Stand watch and do not go to
sleep.
7. If on foot, follow deep ruts or fence row. Tie scarf on mouth and nose to protect lungs, ears and face.
Dont’s
1. Do not travel alone. Do not drive without snow tires or chains.
2. Avoid night travel.
3. Do not exert yourself pushing cars, shoveling snow or walking. Watch for icicles.
Emergency Procedures: Toxic Hazards
If there is a toxic spill or exposure, proceed immediately to an area where you are no longer exposed. Call
911. Provide the building’s address, your floor and phone number, and also what type of spill has occurred.
Take appropriate action to contain the hazard; close doors behind you, and always follow all safety
procedures when working with toxic materials.
Introduction: Welcome
The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better
understanding of Metro Corporate Campus and to facilitate your company’s operations. There is a great
deal of information contained within this handbook; take the time to familiarize yourself with this handbook
and it will become a valuable resource for you and your company. Please note that the Building
Management Office is available to help in any way possible. Your first call for any problem or question can
always be directed to the Building Management Office, and we will assist you from there.
Every attempt has been made to provide current and accurate information in this handbook, but it is
possible that some items will change over time. The Building Management Office will promptly notify you of
any such changes. Please feel free to contact the Building Management Office with any questions you may
have. We are here to serve you.
Welcome to Metro Corporate Campus a premier Avison Young property.
Introduction: About Avison Young
Avison Young is the world's fastest growing commercial real estate services firm. Headquartered in Toronto,
Canada, Avison Young is a collaborative, global firm owned and operated by its principals. Founded in
1978, the company comprises 1,600 real estate professionals in 60 offices, providing value added, client
centric, investment, sales, leasing, advisory, management, financing and mortgage placement services to
owners and occupiers of office, retail, industrial and multi-family properties. To find out more about Avison
Young, please call 1-973-898-6360, or visit the firm's Web site at www.avisonyoung.com.
Introduction: About Metro Corporate Campus
Metro Corporate Campus is a 271,988 square foot, 10 story Class-A office building located in Iselin,
Woodbridge Township, New Jersey. The property’s amenities include full-service cafeteria, fitness enter
with showers, covered reserved parking, 24/7 security guard service, surveillance cameras, on-site ATM,
mail/vending room and a car wash service in the Spring/Summer.
Built in 1987, this superstructure is constructed with steel framing and poured concrete on a metal deck. The
HVAC was upgraded in 2010 and includes two Carrier centrifugal liquid chillers which provide 800 pounds
of cooling and two main air handler units in the penthouse (one for the North side and one for the South
side). There are also two auxiliary air handler units on the second floor. The office building contains four
elevators; three passenger and one passenger/service elevator. The capacity of each elevator is 4,000
pounds. There is a total of 961 parking spaces in the front parking lot, back parking lot and garage. The
building is equipped with a 250 KVA emergency generator. Card access for building entry is also provided
after 8:00 pm Monday through Friday, after 1:00 pm Saturday and all day Sunday.
Introduction: Operating Instructions
Navigation
You move through The Electronic Tenant® Handbook just as you would a traditional Internet site. It’s as
simple as pointing and clicking. The main page features a Table of Contents that provides links to each
Chapter. Upon entering a Chapter, you will find links to the specific information provided in that chapter’s
Sub-Sections. You may return to the Table of Contents or Chapter Overview at any time by clicking the
clearly labeled link on every page.
Special Features
This Electronic Tenant® Handbook has special features, such as a Service and Maintenance Request
System and Search engine. In order to take advantage of these useful features, you must have Adobe
Acrobat Reader installed on your computer. This software is free and easy to use, and can be obtained by
clicking here.
Updates
The Electronic Tenant® Handbook is updated on a regular basis, so please be sure to periodically check for
updates and new information.
If you are having trouble accessing the Electronic Tenant® Handbook or need assistance, please e-mail or
call the Management Office
Policies and Procedures: Contractors
RULES AND REGULATIONS
FOR CONTRACTED SERVICE PERSONNEL
1. Contractor and Contractor’s personnel shall treat all tenants with the utmost courtesy and respect.
Any problems or special requests from tenants are to be immediately reported and/or referred to
Agent. Contractor understands all activities performed within or outside the scope of this contract are
to be coordinated solely by Agent.
2. Contractor shall work with great caution to avoid damage or soiling of tenants automobiles and other
property. Tenant disruption and inconvenience are to be kept to a minimum. Damage or soiling of
tenants automobiles will be repaired or cleaned by Agent at Contractor’s expense, including a
management fee equal to 10% of the cost of repairs or cleaning.
3. Contractor shall complete all work in a timely and professional manner.
4. Contractor shall work in a safe manner, take all necessary precautions, and abide by relevant federal,
state and local safety codes.
5. Weapons, alcohol, and drugs are not permitted or tolerated on the Property.
6. Radios, personal stereos and the like are specifically prohibited from use on the property.
7. Contractor shall insure that all personnel have a thorough comprehension of these rules and policies.
8. Construction employees are to enter and leave the Building during normal working hours (8:00am to
6:00pm) from the service entrance unless otherwise arranged with the management office and/or
Chief Engineer. Vehicles must attend while in position at the loading dock. All construction
employees must sign in and out daily at the security desk.
9. Before or after normal working hours, and all day Saturday and Sunday, access to the building will be
controlled by the Chief Engineer. 48 hours prior notice is required for after hours work.
10. All construction workers exiting the Building are required to sign out.
11. No construction personnel, supplies and/or materials are allowed in tenant occupied areas without
authorization by the chief Engineer.
12. All construction traffic is prohibited from the passenger elevator.
13. Masonite, or equivalent material, is required on all floor areas supporting construction delivery traffic.
Quilt pads for the elevator are supplied by the contractor.
14. Music, loud conversation, foul language and similar unprofessional behavior will not be tolerated.
15. All deliveries should be made through the loading dock and the freight elevator. Any move over four
trips should be coordinated through the Management Office.
16. Active unloading is permitted in the loading dock; delivery trucks should be removed from the
tailboard area before proceeding to the suite.
17. Staging of any large deliveries must not impede exit traffic through the service corridor and loading
dock.
18. No Contractor deliveries will be allowed after normal working hours unless contractor personnel are
available to receive the delivery or prior arrangements have been made.
19. No materials are to be transported across or through the Building’s lobby unless approved in advance
by the Chief Engineer.
20. There is a pay phone in the lobby which may be used by contractor employees. Please do not ask to
use office phones.
21. No work is to be done affecting any aspect of the Building’s sprinkler or fire alarm systems without
approval by building Management. No fire alarm panels or sprinkler valves in occupied areas are to
be disabled by contractor personal. Alarm panels must be returned to full operation at the end of each
day.
22. Electric, telephone and other closets are not to be used for contractor storage or office use.
23. No flammable, toxic or hazardous materials or supplies will be allowed in the building unless
specifically approved by the Chief Engineer. Storage of such materials is to be in a manner and
location designated by the Chief Engineer.
24. Material Safety Data Statements covering safety information, contents and antidotes will be filed with
the Management Office for all materials used in the Building.
25. Contractor materials are not to be stored in any public or occupied areas of the building at any time.
Building Management is not responsible for theft or damage of construction equipment or materials
stored in the building.
26. Contractor personnel are not to use tenant occupied areas, including kitchen, smoking and break
rooms at any time. Restrooms in tenant occupied areas are not to be used by contractor personnel.
Unless specific assignment, contractor personnel are not to enter tenant offices. Comfort facilities
Unless specific assignment, contractor personnel are not to enter tenant offices. Comfort facilities
and break areas on the Service Level or other will be designated by the Management Office.
27. Removal of trash, contractor debris, and empty containers from the Building by the contractor
personnel is to be done during normal working hours. All construction debris is to be placed in
containers designated for construction debris by the Chief Engineer. No construction debris will be
placed in non-designated container.
28. Contractors shall make provisions for container service in advance by notifying the Chief Engineer.
Contractors are responsible for cleaning general area of construction trash that drops or is blown
from the container.
29. All keys are controlled by building management, and access will normally be coordinated by
coordinated by the Security Desk or Management Office.
30. If keys reissues to Contractor, Contractor agrees to grantee security of same. Contractors are not to
issue keys to service areas, utility closets, tenant spaces or other building areas to anyone, including
tenants, telephone company and utility personnel and construction workers. Keys will not, at any time,
be removed from the property/work site. keys must be returned at the end of the work day.
Contractors removing keys from the property/work site will be held responsible for re-keying the entire
building.
31. Any damage to tenant spaces, occupied public areas or common facilities of the Building are to be
reported immediately to the building Management Office. Contractors will be expected to correct any
damage caused by their personnel, or Management will make the necessary repairs and back charge
the responsible contractor. Unreported damage by the responsible party will result in evenly
distributed charges to all contractors present at the time the damage occurred.
32. Contractors are to minimize the amount of dirt, dust and debris generated by their employees in
public areas or tenant spaces. Walk off mats should be used where necessary to prevent tracking of
dust to public areas. Building personnel are to be notified if cleanup is required in any specific area.
Debris generated by an individual contractor in a public or occupied are of the building, will be
cleaned by building personnel and the cost back charged to the contractor responsible. Work areas
should be cleaned (to a broom-clean condition with dust wet spots if appropriate) by contractor at the
end of each workday.
33. Contractors will conduct their daily activities so as to not endanger tenants, building personnel or
other contractors. Contractors will comply with all applicable OSHA codes.
34. Work necessitating the use of chemicals or equipment that produce noxious fumes or excessive
noise, is generally prohibited during normal business hours (8:00 am to 6:00pm). Should such work
be required, arrangements for after-hours access should be made with the Chief Engineer.
35. Individual contractors will be expected to furnish all tools and supplies required to safely and efficiently
complete their project.
36. To insure quality work, completed in a timely fashion, Management will cooperate equally with all
contractors. Contractors are urged to be considerate of the needs of tenants, Building Management
and fellow contractors.
Policies and Procedures: General Rules and Regulations
1. Refuse. All garbage and refuse shall be kept in a container supplied by the Landlord and placed at
the location prepared for refuse collection.
2. Parking. Tenant shall be entitled to park in common with other tenants of Landlord. Tenant agrees
not to overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the
use of parking facilities. Landlord reserves the right to determine whether parking facilities are
becoming crowded and, in such event, to allocate parking spaces among Tenant or to designate
areas within which Tenant must park.
3. Sign Criteria. No sign, placard, picture, advertisement, name or notice shall be inscribed, displayed,
printed or affixed on or to any part of the outside or inside of the building without the prior written
consent of Landlord. Landlord shall have the right to remove any such sign, placard, picture,
advertisement, name or notice without notice to and at the expense of Tenant.
4. No aerial shall be erected on the roof or exterior walls of the Leased Premises, or on the grounds,
without in each instance, the written consent of the Landlord. Any aerial so installed without such
written consent shall be subject to removal without notice at any time.
5. No loud speakers, televisions, phonographs, radios, or other devices shall be used in a manner so as
to be heard or seen outside of the premises without prior written consent of the Landlord.
6. The outside areas immediately adjoining the Leased Premises shall be kept clean and free from dirt
and rubbish by the Tenant to the satisfaction of the Landlord and Tenant shall not place or permit any
obstruction or materials in such areas. No exterior storage shall be allowed without permission in
writing from the Landlord.
7. The plumbing facilities shall not be used for any other purpose than that for which they were
constructed, and no foreign substance or any kind shall be thrown therein, and the expense of any
breakage, stoppage, or damage resulting from the violation of this provision shall be borne by the
Tenant, who shall, or whose employees, agents, or invitees, have caused it.
8. Tenant shall not burn any trash or garbage of any kind in or about the Leased Premises or the
building.
9. Landlord reserves the right, from time to time, to amend or supplement the foregoing rules and
regulations, and to adopt and promulgate additional reasonable rules and regulations applicable to
the Leased Premises. Notice of such rules and regulations and amendments and supplements
thereto, if any, shall be given to the Tenant.
10. Building Contractors: No “Tenant’s Work,” meaning any work performed by or on behalf of the
Tenant in its Premises, shall be performed with Landlord’s prior written consent. If Tenant intends to
perform any Tenant’s Work in the Premises, Tenant shall submit to Landlord complete plans and
specifications for such work, and a list of contractors and subcontractors to be used (or to be given an
opportunity to bid to be used) for performing Tenant’s Work. All contractors and subcontractors are
subject to Landlord’s prior written approval. All contractors and subcontractors must agree to comply
with the Building’s rules, regulations and construction procedures than in effect. Worker’s
Compensation, public liability and property damage insurance, and such other insurance reasonably
required by Landlord, all in amounts and with companies and on forms reasonably satisfactory to
Landlord, shall be provided and at all times maintained by Tenant and its contractors engaged in the
performance of Tenant’s Work, and certificates for such insurance shall be furnished to Landlord
before proceeding with any Tenant’s Work.
Policies and Procedures: Insurance Protection
Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or
policies to protect the Landlord Entities against any liability to the public or to any invitee of Tenant or a
Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises
with a limit of not less than $1,000,000 per occurrence and not less than $2,000,000 in the annual
aggregate, or such larger amount as Landlord may reasonably require from time to time, covering bodily
injury and property damage liability and $1,000,000 products/completed operations aggregate; (b) Business
Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per
accident; (c) Worker’s Compensation Insurance with limits as required by statute and Employers Liability
with limits of $500,000 each accident, $500,000 disease policy limit, $500,000 disease—each employee;
(d) All Risk or Special Form coverage protecting Tenant against loss of or damage to Tenant’s alterations,
additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other
business personal property situated in or about the Premises to the full replacement value of the property so
insured; and (e) Business Interruption Insurance with limit of liability representing loss of at least
approximately twelve (12) months of income.
The aforesaid policies shall: (a) be provided at Tenant’s expense; (b) name the Landlord Entities as
additional insureds (General Liability) and loss payee.
Policies and Procedures: Moving Procedures
If you are planning a significant move, such as furniture, large equipment, etc., in or out of the building,
please contact Management Office at least 10 days in advance. By communicating your schedule ahead of
time, we can help you to accomplish your move with greater ease and with minimal inconvenience to other
tenants.
Your moving company must provide the Management Office with a Certificate of Insurance at least
one week prior to the anticipated move.
All movers must use the freight elevator and freight elevator must be padded.
Large moves (requiring more than 2 hours) must be scheduled for after 6:00 pm on weekdays.
All movers must be coordinated with the Management Office at least 10 days prior to your move
date. Weekend work must be pre-approved by Management prior to work commencing.
The common areas of the building will be protected from potential damage caused during the move.
The floor from loading area to tenant doorway will have a layer of hardboard (masonite) to protect it.
This includes the floor of the elevator. Depending on the size, bulk and weight of some machinery,
additional protection for walls, etc. may be required. Whenever possible, these particular items should
be disclosed prior to the move.
Any attempted moves without prior Management Office approval will not be permitted.
Both the moving or delivery companies and the Tenant will be responsible for leaving the building and
premises clean by removing all cartons and other trash generated during the move. If you desire help
in cleanup, personnel can be provided at our regular rate. This service must be prearranged through
the Management Office. Move in move out trash is not allowed in the building compactor, but can be
accommodated for a standard charge. If you wish to use the building compactor for such waste
material, arrangements should be made through the Management Office.
All phone & data equipment must be tied back to the elec/data panel.
The loading area should be kept accessible to other vendors conducting regular business. Staging in
this area is permitted with allowances for regular business traffic.
Hallways adjacent to or directly at tenant entrances shall also remain free from obstruction. Staging
should be kept to a bare minimum unless approved by building management.
Any and all damage to the Building, elevator areas and grounds which the Tenant, moving company
or their employees or agents cause will ultimately be the responsibility of the Tenant. Required repairs
will be accomplished by the Landlord with expenses billed to the responsible Tenant.
All large tenant move in/outs and any large furniture deliveries will require the Engineer to be on site
for these items. Tenant will be charged an hourly rate.
Policies and Procedures: Smoking
Metro Corporate Campus maintains a no smoking policy throughout the building, including all common
areas, the lobby, rest rooms, stairwells and elevators. Please do not smoke at building entrances.
Click here to view the Smoking Memorandum - 4/15/2015